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HomeMy WebLinkAboutSeventh Day Adventist AZAZ 05-024 MERIDIAN PLANNING & ZONING MEETING July 7, 2005 APPLICANT Hawkins Companies ITEM NO. 22 REQUEST Public Hearing - Annexation and Zoning of 5 acres to L -O zone for Seventh Day Adventist Church - 1735 North Black Cat Road AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Contacted: Emailed: COMMENTS See attached Staff Comments No Comment No Comment ,� C Tlu Date: �D �� Phone: Staff Initials: Materials presented at public meetings shall become property of the City of Meridian. i MAYOR LEGALDEPARTMENT Tammy de Weerd CITY fY OCIF _ (2TY HALL 4433 CITY COUNCIL MEMBERS �- t Keith Bird , �, PUBLIC WORKS Christine Donnell W BUILDING DEPARTMENT Shaun Wardle IDnI-110 V. (208) 898-5500 • Fax 898-9551 Charles M. Rountree PLANNING AND ZONING CA �k rF? -AS t V DEPARTMENT 193 (208) 884-5533 • FAX 888-6854 MEMORANDUM: Transmittal Date: June 30, 2005 Hearing Date: July 7, 2005 To: Mayor, City Council and Planning & Zoning Commission From: Craig Hood, Associate City Planner �1# Michael Cole, Development Services Coordinator Re: Seventh Day Adventist Church Annexation • Request for Annexation and Zoning (AZ) Approval of 5.0 Acres from RUT (Ada County) to L -O (Limited Office District), by Hawkins Companies (File No. AZ -05-024) We have reviewed this submittal and offer the following comments. These comments shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY The applicant, Hawkins Companies, has requested Annexation and Zoning (AZ) approval of 5.0 acres from RUT (Ada County) to L -O (Limited Office District). The subject property is located on the west side of Black Cat Road, approximately 650 feet north of Cherry Lane. Currently, there is a home on the south side of the property that the applicant intends to remove and construct a new church. According to current City Code, churches are principally permitted in the proposed L -O zone (MCC - 11 -8-1). The L -O zone is one of three City zones that principally permit churches. The C -N zone (Neighborhood Commercial) and OT (Old Town) are the other two zones that principally permit churches. The applicant has submitted a conceptual site plan of how this site maybe developed. The applicant states, in the submittal letter, that the subject property is desirable for a church because the location is central to serve church members; the size of the property allows for a new sanctuary, and can accommodate future growth. Further, this site is located next to an existing church and future residential uses, which both make for compatible neighbors (see the applicant's submittal letter). There are currently two access points on this property, one at the north property line and one near the south property line. The northern driveway is a shared driveway for single-family homes located on land -locked parcels to the west. The southern driveway serves the current home on this property. On the submitted conceptual plan, the applicant has depicted two new access points to Black Cat Road. The driveways are located near the north and south property lines. The ACHD has not approved the driveway locations as shown on the conceptual site plan. The ACHD has given the applicant two options for access: 1) construct one driveway at AZ -05-024 Sevendr Day Adventist Church.AZ.doc Planning & Zoning Commission/Mayor & City Council July 7, 2005 (Hearing Date) Page 2 the south property line and provide a cross -access to the parcels to the south and west, and construct a second driveway in alignment with Milliron Drive, which is approximately 250 - feet south of the north property line, or 2) construct one driveway at the north property line and provide a cross -access to the parcel to the north (LDS Church) and west, and construct a second driveway in alignment with Milliron Drive. Please see Finding "J" and Special Consideration #1 below for detailed analysis of vehicular access to the subject site. Staff is recommending approval of the subject annexation request to L -O, with a requirement for a development agreement as outlined in this report. LOCATION The subject site is located on the west side of Slack Cat Road, approximately 650 -feet north of Cherry Lane, within Section 9, Township 3 North, Range 1 West. SURROUNDING PROPERTIES North: LDS Church, zoned L -O South. Single-family residence, zoned RUT (Ada County). East: Approved single-family lots, Milliron Subdivision, zoned R-4 West: Single-family residence, zoned RUT (Ada County) The property directly to the north (church) is designated Public/Quasi-Public on the Comprehensive Plan Future Land Use Map. The properties to the west and south are both designated Low Density Residential on the Future Land Use Map. The property to the east (Milliron Subdivision) is designated Medium Density Residential on the Map. The LDS church to the north has been constructed and is in operation. Milliron Subdivision has not yet been recorded, but construction of homes is expected to begin within the year. The properties to the south and west have not yet developed in the City. The properties to the west are land -locked; an access easement across the subject property serves as access for the properties to the west. Staff anticipates that the large lots to the west and south will soon redevelop with single-family homes. CURRENT OWNERS OF RECORD Joe and Eleanor Stafford are the current property owners and Joe Stafford has submitted notarized consent for Hawkins Companies, LLC., to submit the subject application. ANNEXATION & ZONING ANALYSIS According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the P&Z Commission and Council are required "to review the particular facts and circumstances of each proposed zoning amendment in terms of the following standards and shall find adequate evidence answering the following questions about the proposed zoning amendment." The following is the list of standards found in 11-15-11 and analysis by staff. AZ -05-024 Seventh bay Adventist Church.AZ.doc Planning & Zoning Commission/Mayor & City Council July 7, 2005 (Hearing Date) Page 3 A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plan and, if not, has there been an application for a Comprehensive Plan amendment; The 2002 Comprehensive Plan Future Land Use Map designates the subject property as "Low Density Residential". However, the applicant has applied for office zoning on behalf of the Seventh Day Adventist Church. While the Comprehensive Plan Future Land Use Map does not explicitly support an office zoning of this property, staff finds that there are Comprehensive Plan policies that support evaluating this site for a zone not specifically envisioned by the Map (see below). "The Meridian Comprehensive Plan is an official policy guide for decisions concerning the physical development of the community. It indicates, in a general way, how the community may develop in the next five to ten years." (Chapter I, Section B of the Comprehensive Plan) Furthermore, in Chapter VII, Section C, "Future Conditions" states the following: "Figure VII -2 [The Comprehensive Land Use Map] depicts desired future land use categories and their location within the Impact Area. The areas depicted on the map are conceptual and, therefore, will require further analysis prior to the creation of a zoning map." The property directly north of the subject site is designated "Public/Quasi-Public" on the Future Land Use Map. Chapter VII of the Comprehensive Plan defines Public, Quasi -Public and Open Space as areas designated to preserve and protect existing private, municipal, state, and federal land for area residents and visitors. Theses areas include neighborhood, community, and urban parks. Government facilities, public and private schools, health care facilities, churches, utilities, park and recreational areas, and cemeteries are also considered public/quasi-public type uses. NOTE: The City does not have a zoning designation that closely corresponds to the public/quasi-public designation shown on the Comprehensive Plan Future Land Use Map. Therefore, several properties that are designated for public/quasi- public uses are zoned L -O, including the LDS Church to the north. Staff recognizes that the land use designations on the Future Land Use Map are conceptual. Because the Comprehensive Plan is a "guide" when determining land uses and can be applied generally to areas, staff believes that this is an instance to expand the public/quasi-public designation slightly south of where it is depicted on the Future Land Use Map. Staff finds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive Plan to be applicable to this application (staff analysis is in italics below AZ -05-024 Seventh Day Adventist Church.AZ.doc Planning & Zoning Commission/Mayor & City Council July 7, 2005 (Hearing Date) Page 4 policy): • "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal IV, Objective D, Action item 2) On the submitted conceptual plan, the applicant is proposing two access points to Black Cat Road, an arterial roadway. ACHD has approved two access points for this property, but not as shown on the conceptual plan. See the ACHD staff report Finding "J" and Special Consideration #1 below for, further analysis. • "Require appropriate landscape and buffers along transportation corridors (setback, vegetation, low walls, berms, etc.)." (Chapter VII, Goal IV, Objective D, Action item 4) Black Cat Road is designated as an arterial street. By City Ordinance, a 25 foot wide landscape buffer is required adjacent to Black Cat Road (MCC 12-13-10-4). Landscaping will be required by the City with CZC/Subdivision approval. • "Require that development projects have planned for the provision of all public services" (Chapter VII, Goal III, Objective A, Action items 1 and 4) On June 17, 2005, a joint agency/department comments meeting was held with representatives of key service providers to this property. In that meeting no deficiencies of public services to serve this property were raised. The applicant has also listed some Comprehensive Plan policies thatsupport the annexation and proposed use of the property (see applicant's letter dated May 5, 2005). If the applicant enters into a development agreement to develop the property with a church and notprofessional offices, clinics or other commercial uses, stafffinds that L-0 zoning of this property is harmonious and in accordance with the Comprehensive Plan. Staff recommends that the Commission and Council rely on staff's analysis, other agency/department comments, and any other comments received regarding the appropriateness of zoning this site L -O for a church. B. Is the area included in the zoning amendment intended to be rezoned in the future; Concurrent with the annexation and zoning application, the applicant has submitted a conceptual site plan. This site plans depicts a church and associated parking on this Property. Staff does not anticipate that the applicant plans to rezone the subject property in the future if the subject annexation/zoning is approved, as the anticipated church use is principally permitted in the requested L -O zone. AZ -05-024 Seventh Day Adventist Church.AZ.doc Planning & Zoning Commission/Mayor & City Council July 7, 2005 (Hearing Date) Page 5 C. Is the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning —for example, a residential area turning into a commercial area by means of conditional use permits; Staff finds that churches, as well as professional offices, laboratories, libraries and medical clinics are currently permitted uses within the requested L -O zone. Further, there are several uses in the requested L -O zone that can occur with conditional use permit approval. There is no detailed development plan proposed for this property at this time. Staff is concerned that this area may turn into a commercial retail site, and is recommending that the City limit the uses that can operate on the site to church type uses. Please see Special Consideration #2 below. D. Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned. For example, have the streets been widened, new railroad access been developed or planned or adjacent area being developed in a fashion similar to the proposed rezone area; Staff finds that the recent annexation and zoning of Milliron Subdivision, and the construction of the LDS Church directly north of this site, dictates that the subject property be similarly zoned and developed. The streets adjacent to this site have not been widened recently, and Slack Cat Road and Cherry Lane are not in the current ACHD Five -Year Work Program or CIP for roadway improvements. E. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; The applicant will be required to construct, operate and maintain the future church building(s) in accordance with City Code. Although residential uses were envisioned for this area when the 2002 Comprehensive Plan was adopted, staff finds that an L -O zone also complies with the Comprehensive Plan (see Finding "A" above). Staff finds that the design of the submitted conceptual layout for a church building could be harmonious with the adjacent properties if cross -access is provided to the parcels to the west (single-family home) and north (LDS Church) and/or south (single-family home), and appropriate landscape buffers are installed along the perimeter of the property. Staff further finds that the proposed office zone and church use will change the existing character of the area, but that the proposed zone and future use should be harmonious and appropriate in appearance with the character of the overall area. Staff finds that any future uses, if designed, constructed and operated in accordance with adopted city ordinances, should be harmonious and appropriate in appearance with the intended character of the vicinity. AZ -05-024 Seventh Day Adventist Church.AZ.doc Planning & Zoning Commission/Mayor & City Council July 7, 2005 (Hearing Date) Page 6 F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; The 2002 Comprehensive Plan Future Land Use Map designates the property to the north as public/quasi-public; the property to the east is medium density residential; and, the properties to the south and west are designated for low residential densities. Staff finds that the zoning of this property to L -O for a future church should not be hazardous or disturbing to existing or future neighboring uses if the applicant enters into a development agreement with the City, and all development and landscaping ordinances are exercised. The Commission and Council should rely on public testimony to determine whether the proposed L -O zoning may be disturbing or hazardous to the neighboring uses. G. Will the area be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment shall be able to provide adequately any of such services; Sanitary sewer is currently being constructed in Black Cat Road as part of the improvements for Milliron Subdivision to the west. Water mains are readily available in Black Cat Road. The applicant and/or future property owners will be required to pay any applicable park and highway impact fees as well as construct on-site storm water drainage facilities. On June 17, 2005, a joint agency/department comments meeting was held with representatives of key service providers to this property. Based on the joint agency/department meeting and other comments received from agencies/departments, staff finds that the public services listed above can be made available to accommodate the proposed development. The Commission and Council should reference any written and/or verbal testimony submitted by any public service provider, regarding their ability to adequately service this project. H. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; If approved, the developer will be financing the extension of sewer, water, local street (driveway) infrastructure, utilities and irrigation services to serve the project. Other required site improvements will be funded and constructed by the developer through the CZC/Subdivision approval process. The primary public costs to serve the future uses will AZ -05-024 Seventh Day Adventist Church.AZ.doc Planning & Zoning Commission/Mayor & City Council July 7, 2005 (Hearing Date) Page 7 be fire and police facilities and services. Staff finds there will not be excessive additional requirements at public cost and that the proposed zoning and subsequent development will not be detrimental to the community's economic welfare. I. Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; If the subject annexation and zoning application is approved, the applicant intends to construct a church building on this site. ACHD staff estimates that a church will generate approximately 400 additional vehicle trips per day. City staff finds that any future uses on this site will generate additional traffic on adjacent roadways above and beyond the existing residence. The level of impact developing this site will have on the public will depend upon the type of use(s) approved and the square footage of the building(s). Staff recognizes that traffic and noise will increase with the approval of this annexation application/development; however, due to churches historically having a low impact on the surrounding area, staff does not believe that the amount traffic and noise generation will be detrimental to the general welfare of the public. Further, staff does not anticipate the proposed annexation and subsequent church use will create excessive smoke, fumes, glare, or odors. Staff finds that the proposed L -O zoning and church use should not be detrimental to people, property or the general welfare of the area. MCC 11-16-4 provides the P&Z Commission and City Council the authority to require a property owner to enter into a Development Agreement with the City of Meridian that may require some written commitment for all future uses to more fully comply with this finding. Due to the close proximity of existing and future residential uses, staff believes that a Development Agreement is necessary to ensure that this property is developed in a fashion that is consistent with the public/quasi-public designation and does not negatively impact nearby properties. Please see Annexation & Zoning Facts and Comments below. J. Will the area have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; On the submitted conceptual plans, the applicant has depicted two access points to Black Cat Road. The proposed driveways are located near the north and south property lines. The ACHD consider access points in their analysis of development applications. The ACHD has not approved the driveway locations as shown on the conceptual site plan. The ACHD has given the applicant two options for access: 1) construct one driveway at the south property line and provide cross -access to the properties to the south and west, and construct a second driveway in alignment with Milliron Drive, or 2) construct one driveway at the north property line and provide cross -access to the properties to the north AZ -05-024 Seventh Day Adventist Church.AZ.doc Planning & Zoning Commission/Mayor & City Council July 7, 2005 (Hearing Date) Page 8 (LDS Church) and west, and construct a second driveway in alignment with Milliron Drive. Because the property to the west does not have frontage on a public street, staff believes that a 50 -foot wide cross -access easement between the subject property and the property to the west should be provided. If cross -access is provided to the west, then the property to the west can redevelop and also access Black Cat Road at the same location as the church. Staff believes that the proposed uses (and potential access) should not be hazardous to neighboring uses or traffic flows if they are constructed as required by ACHD. Further, staff finds that the least amount of interference to traffic on the surrounding public streets will occur if cross -access between the subject property and the adjacent properties are provided. See the ACHD staff report and Special Consideration #1 below for more analysis. K. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; and Staff is unaware of any natural of scenic features of major importance on this site and finds that no natural or scenic features of major importance will be lost or damaged by approving the annexation and zoning application. All existing trees larger than 4" caliper that are removed from the site, that the City Arborist deems necessary for mitigation, shall be mitigated for. L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592, 11-17-].992)" The legal description submitted with the application, prepared by Idaho Survey Group, shows that the property is contiguous to the existing corporate boundary of the City of Meridian. The legal description meets the requirements of the City of Meridian and State Tax Commission and will place the parcel contiguous to existing city limits. The subject property is within the Urban Services Planning Area. The land directly north, and east of the subject property have previously been annexed into the City and this is a logical expansion of the City boundary. The applicant is proposing to develop the land in substantial compliance with the City's Comprehensive Plan. In accordance with the findings listed above, staff finds that the annexation/zoning of this Dropelly would be in the best interest of the City. -NOTE: Staff has included Development Agreement stipulations for annexation and zoning of this property below. SPECIAL CONSIDERATIONS ANNEXATION & ZONING 1. Access: This property has approximately 410 feet of frontage on Black Cat Road. There is an existing driveway to the LDS Church just north of the north property line and there is an approved public street access into Milliron Subdivision directly across Black Cat Road. The applicant has requested two points of ingress/egress for this property. The ACHD is requiring that one driveway align with Milliron Drive. The applicant has been given an option for the AZ -05-024 Seventh bay Adventist Church.AZ.doc Planning & Zoning Commission/Mayor & City Council July 7, 2005 (Hearing Date) Page 9 location of the second driveway; a driveway may be placed at either the north or south property line. ACHD conditions of constructing a driveway at the north property line include providing the LDS Church with a cross -access agreement to utilize the new driveway that the Seventh Day Adventist Church constructs and the LDS Church must abandon the southern driveway to Black Cat Road. If the applicant chooses to construct a driveway at the south property line, ACHD is requiring the applicant to provide cross -access to the property to the south. In both scenarios, City staff believes that cross -access should also be provided to the property to the west, as that property is currently land -locked. Staff further believes that an access to the west should be 50 -feet wide so the property owner to the west may construct and dedicate a public street from Black Cat Road. Staff does not believe that the subject applicant should be required to construct the road, as they do not need the road to develop. See Annexation & Zoning Facts and Comments #3 below. 2. Future Development: In addition to churches, professional and sales offices, laboratories, health care services and medical clinics are some of the most common principally permitted uses within the requested L -O zone. Although office/clinics are usually permitted in the L -O zone, staff does not believe that the subject site is ideal for all L -O uses allowed by ordinance. Staff is concerned that this site could turn into an office or commercial retail site, and is recommending that the City limit the uses that can operate on the site to church type uses. This recommendation is intended to protect the neighbors from more intense office and commercial uses that could potentially operate on this property, and to ensure that the public/quasi-public designation on the Future Land Use Map is upheld. See Annexation & Zoning Facts and Comments #3 below. According to MCC 1 I -19-1-A, no building or other structure is to be erected, moved, added to or structurally altered, nor shall any building, structure or land be established or changed in use without a certificate of zoning compliance (CZC) issued by the Administrator. A certificate of zoning compliance should be issued only in conformity with the provisions of MCC and shall be required before the issuance of a building permit. Upon annexation and zoning of the property to L -O, the existing residence will not be an allowed use. The Commission and Council should consider whether they want to allow the residential use to continue as a nonconforming use. If the residential use is allowed to continue, the applicant, Commission and Council should be aware that no alterations, expansions, reconstructions or other enlargements to the structures will be permitted except through a CZC and except where the use of the structure changes to a use associated with the church. See Annexation & Zoning Facts and Comments #3 below. Landscaping_ Black Cat Road is a classified arterial roadway. A 25 -foot wide landscape buffer is currently required adjacent to arterial roadways (MCC 12-13-10-4). A landscape buffer along Black Cat Road will be required by the City with CZC/Plat approval. AZ -05-024 Seventh Day Adventist Church.AZ.doc Planning & Zoning Commission/Mayor & City Council July 7, 2005 (Hearing Date) Page 10 If the subject annexation and zoning application is approved, L -O property will be adjacent to rural residential properties zoned RUT in Ada County and a church. To buffer the existing land uses to the south and west from future uses on this site, landscape buffers along the Perimeter of the site should be installed when a CZC/Plat is approved (see MCC 12-13-12). Parking: For churches, parking stalls are currently required at the rate of one space for every five seats (MCC 11-13-5.B). 3. Sanitary Sewer/Water: There is sanitary sewer currently under construction in Black Cat Road. The applicant shall be responsible to install sewer mains to and through this development. The Applicant will need to coordinate main sizing and routing with the Public Works Department. Water is readily available in Black Cat road. The applicant shall be responsible to install mains to and through this proposed development. Again, the Applicant will need to coordinate main sizing and routing with the Public Works department. Applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide service. ANEXATION & ZONING FACTS AND COMMENTS 1. The subject property is within the Urban Services Planning Area. The legal description submitted with the application (stamped 4-26-05 by Gregory G. Carter) shows the property as contiguous to the existing corporate boundary of the City of Meridian. The Public Works Department has confirmed that the submitted legal description meets the requirements of the City of Meridian and the Idaho State Tax Commission. 2. Any future subdivision and/or development of this property shall comply with the City of Meridian ordinances in effect at the time. 3. Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into between the City of Meridian, property owner (at the time of annexation ordinance adoption), and the developer. The qpplicant shall contact the City Attorney, Bill NUL at 888-4433 to initiate this Process. The DA shall incorporate the following: • That no alterations, expansions, reconstructions or other enlargements to the existing single-family structure will be permitted except through a Certificate of Zoning Compliance (CZC) and except where 1) the use of the structure changes to a use consistent with this Development Agreement and 2) the structure meets all applicable development standards such as setbacks, frontage, height, etc. • That no building or other structure shall be erected, moved, added to or structurally altered, nor shall any building, structure or land be established or changed in use without a Certificate of Zoning Compliance (CZC). • That all future uses shall not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. AZ -05-024 Seventh bay Adventist Church.AZ.doc Planning & Zoning Commission/Mayor & City Council July 7, 2005 (Hearing Date) Page 11 • That the following shall be the only allowed uses on this property: churches and associated activities. • That the applicant agrees to provide a 50 -foot wide cross -access easement to the parcel to the west (Parcel No. S 1204449300), prior to issuance of a Certificate of Zoning Compliance (CZC) permit for any future use. Said cross -access easement shall include a provision that allows the property owner of Parcel No. S 1204449300 to improve and dedicate the easement for a future public street. • That prior to issuance of a Certificate of Zoning Compliance (CZC) permit, the applicant agrees to provide a vehicular cross -access easement to either the property to the south OR the property to the north to use (depending on which property line the driveway is constructed nearer). • That vehicular access to this site shall be restricted to those approved by ACHD and the City. OTHER AGENCY/DEPARTMENT COMMENTS NOTE: If the subject annexation and zoning is approved, the following agencies/departments intend to provide the following requirements and conditions. MERIDIAN FIRE DEPARTMENT COMMENTS (AZ -04-029) 1. Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 2. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 %" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works spec. d. Locations with fire hydrants shall have the curb painted red 10' to each side of the hydrant location. e. Fire Hydrants shall be placed on corners when spacing permits. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. g. Fire hydrants shall be place 18" above finish grade. h. Fire hydrants shall be provided to meet the requirements of the TFC Section 509.5. 3. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius. 4. All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and shall have a clear driving surface which is 20' wide. 5. Provide a 20' wide Fire Lane for all internal roadways all roadways shall be marked in accordance with Appendix D Section D103.6 Signs. AZ -05-024 Seventh Day Adventist Church.AZ.doc Planning & Zoning Commission/Mayor & City Council July 7, 2005 (Hearing Date) Page 12 6. Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping. 7. Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 8. Commercial and office occupancies will require a fire -flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. 9. The development will have an unknown transient population and will have an unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has experienced 2612 responses in the year 2004. According to a report completed by Fire & Emergency Services Consulting Group our requests for service are projected to reach 28001 the year 2005 and 3800 by the year 2010. 10. The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom Sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. This cost of this installation is to be borne by the developer 11. Maintain a separation of 5' from the building to the dumpster enclosure. 12. Provide a Knoxbox entry system for the complex prior to occupancy. 13. Provide exterior egress lighting as required by the International Building & Fire Codes. 14. Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). b. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). 15. There shall be a fire hydrant within 100' of all fire department connections. AZ -05-024 Seventh Day Adventist Church.AZ.doc Planning & Zoning Commission/Mayor & City Council July 7, 2005 (Hearing Date) Page 13 16. Buildings over 30' in height are required to have access roads in accordance with Appendix D Section D105. MERIDIAN PUBLIC WORKS DEPARTMENT 1. All development improvements, including but not limited to sewer, fencing, micro -paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the final Plat per Resolution 02-374. 3. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 4. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 5. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 6. All grading of the site shall be performed in conformance with MCC 11-12-3H. 7. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 8. Any existing domestic wells and/or septic systems within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non- domestic purposes such as landscape irrigation. 9. All irrigation ditches, laterals or canals, exclusive ofnatural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4-13. Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non -approval submitted to the Public Works Department. If lateral users association approval can't be obtained, alternate plans shall be reviewed and approved by the meridian City Engineer prior to final plat signature. 10. Please submit all updated groundwater/soils monitoring data to the Public Works Department for review. Any drainage areas (detention/retention basins) must be designed to ensure that water is retained only during 100 -year storm events, and for a period of time not to exceed 24 AZ -05-024 Seventh Day Adventist Church. AZ. doc Planning & Zoning Commission/Mayor & City Council July 7, 2005 (Hearing Date) Page 14 hours. Side slopes within drainage areas shall not exceed 3: 1. Any portion of a drainage area not improved with sod/grass seed (or other approved landscaping) shall not count towards the required open space area. The project engineer should pay close attention to the results of field studies determining the groundwater, soil type & and characteristics during the design and construction phases. 11. Two -hundred -fifty and one hundred watt, high-pressure sodium streetlights shall be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Department prior to commencing installations. 12. Applicant's engineer shall be required to submit a signed, stamped statement certifying that all street finish centerline elevations are set a minimum of three feet above the highest established normal groundwater elevation. ADA COUNTY HIGHWAY DISTRICT ACHD If the rezone is approved and the District receives a development proposal, the District intends to provide the following requirements. Dedicate a total of 38 -feet of right-of-way along Black Cat Road, and construct a minimum 5 -foot wide concrete sidewalk along Black Cat Road, located within a sidewalk easement, a minimum of 41 -feet from the centerline of the right-of-way. The applicant will be compensated for 13 -feet of right-of-way using non -impact fee monies. 2. Access shall be located as follows, if this site develops as a church. (If a site plan is submitted for a different use, the access locations will be re-evaluated.) a. Construct a driveway in alignment with the Milliron public street, and construct a driveway at the south property line. Provide cross access to the parcels to the west and south. This would provide an access to the south and eliminate the need for further driveways when that parcel develops. 1 '1 b. Construct a driveway in alignment with the Milliron public street, and construct a driveway at the north property line. This option only works if the church to the north agrees to close their southern access and obtain cross access for this driveway. 3. Other than the access that is specifically approved with this application, direct lot access to Black Cat Road and Cherry Lane is prohibited and shall be noted on the final plat. AZ -05-024 Seventh Day Adventist Chureh.ALdoc Planning & Zoning Commission/Mayor & City Council July 7, 2005 (Hearing Date) Page 15 4. Comply with all Standard Conditions of Approval. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of- way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon AZ -05-024 seventh Day Adventist Church.AZ.doc Planning & Zoning Commission/Mayor & City Council July 7, 2005 (Hearing Date) Page 16 the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. RECOMMENDATION Staff is recommending that the property be annexed into the City with an L -O zoning designation with the aforementioned Annexation & Zoning Facts and Comments included in a Development Agreement. AZ -05-024 Seventh Day Adventist Church.AZ.doc HAWKINS COMPANIES C O M M E R C I A L D E V E I. O V E R S June 30, 2005 City of Meridian City Clerk's Office 33 East Idaho Avenue Meridian, Idaho 83642-2300 RE: Public Hearing Posting Planning & Zoning July 7, 2005 AZ -05024 Proposed Seventh Day Adventist Church 1735 N. Black Cat Road To Whom It May Concern: RECEIVED JUL - 5 2005 City of Meridian City Clerk Office The above referenced project/property has been posted in accordance with City of Meridian requirements. The property was posted on June 29, 2005. Attached are photographs, submitted as evidence of posting. Sincerely, Hawkins Companies LLC Jessica Aguilar Pre Development Project Manager STATE OF IDAHO ) ss. COUNTY OF ADA ) On this 30"' day of June, in the year 2005, before me, a Notary Public in and for the State of Idaho, personally appeared Jessica Aguilar, known or identified to me to be the individual who subscribed said name to the foregoing instrument, and acknowledged to me that she executed the same in said name. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year first above written. Notary Public for Idaho Residing at MeridianIdaho. My commission expires: 8-30-05 n DATE CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET July 7, 2005 PROJECT NUMBER PROJECT NAME Imo.=47&� AZ 05-024 22 Seventh Day Adventist Church IzI.1►vil=9l:2q=F_F-4=1:2:71ki1 FOR I AGAINST I NEUTRAL